5 minute read
Building a Safer Future
Lessons Learned from the Champlain Towers South Tragedy
By Andy Henley
The allure of beachfront living in sunny Surfside, Florida, drew countless residents to the picture-perfect Champlain Towers South condominiums for years. However, in June 2021, the world watched in horror as this slice of paradise crumbled into rubble, claiming 98 lives in a devastating tragedy. As we grapple with the heart-wrenching loss, we must glean essential lessons from this catastrophe to ensure that such a calamity never befalls another community.
Potential Reasons for the Collapse
Water, an element we often associate with life and renewal, played a sinister role in this tragedy. Over many years, the relentless water infiltration caused significant structural damage to the steel-reinforced concrete support columns and slabs beneath the pool deck. It was a stark reminder that water is not merely an annoyance but a silent and formidable adversary. In essence, waterproofing is not a luxury but an absolute necessity.
The signs were there, albeit subtle. A clear deflection in the concrete planter on the pool deck could have served as the proverbial “canary in the coal mine.” Minor signs like these should never be ignored; they might be early whispers of impending structural distress.
However, it wasn't just the deflection - evidence of previous concrete cracking and spalling left unattended and improperly repaired painted a grim picture. Neglecting repairs can eventually lead to catastrophic consequences, no matter how minor they seem.
Shockingly, there was no waterproofing membrane on the concrete deck to protect the structure below. This omission left the building vulnerable, allowing water to weaken its foundation — a costly lesson on the importance of robust waterproofing.
Moreover, building movement was detected, indicating foundational issues. These movements should have been red flags, demanding immediate attention and rigorous structural assessments.
Key Learnings
The lessons we must extract from this tragedy are as vital as they are sobering.
First and foremost, we must recognize the indispensable role of regular common area component and structural inspections. Waiting two, three, and sometimes four decades (or more) between inspections is a perilous gamble. Prevention is undoubtedly more effective and less costly than the cure.
As evidenced in this case, water infiltration poses the gravest threat to building safety. We must take proactive measures to prevent such infiltration and its insidious consequences.
Timely maintenance and repairs are critical when issues arise, as they undoubtedly will. Cutting corners or delaying action should never be an option regarding the safety of our homes and the lives of our loved ones. The longer a community waits to make repairs, the more expensive those repairs end up being. In worst-case scenarios, the cost could be lives.
Financial planning is paramount. Reserve studies should be mandatory nationwide (luckily, they are in California). Adequate funding of reserves should also be mandatory, providing the funds necessary to replace common area components once they become obsolete. These studies must account for all common area components and factor in the maintenance activities conducted within the community.
Furthermore, maintenance manuals and plans are essential for communities, providing a clear understanding of the board’s responsibilities in maintaining common areas.
Equally important is the implementation of maintenance programs in every community. Regular inspections, along with corrective and preventive maintenance, not only catch issues early but also extend the lifespan of components, ensuring the safety and well-being of residents, among many other financial benefits.
Finally, we must invest in board member education on maintenance responsibilities and the importance of being vigilant about potential issues. Knowledge is the first line of defense.
Industry Solutions
As we reflect on the Champlain Towers South tragedy, we must consider systemic changes to prevent such horrors in the future.
Strengthening inspection requirements and increasing reserve funding nationwide are vital steps. Adequate resources are necessary to address maintenance issues promptly and effectively.
Older buildings, often neglected, must face increased regulation to ensure their safety. No building should be exempt from rigorous safety standards – especially high-rise and mid-rise condominiums susceptible to moisture.
Associations must be required to develop and adhere to maintenance plans and programs, ensuring systematic and practical upkeep of their communities. These are paramount in ensuring a plan is in place and that all stakeholders understand the steps necessary to maintain their communities effectively.
Board members should receive comprehensive education on their duties, ensuring they are equipped to make informed decisions about building safety and maintenance. Our industry must focus on education and ensure all HOA community decision-makers understand their responsibilities and roles.
Lastly, we must foster a cultural shift that takes building safety and maintenance seriously. It is not just a legal requirement; it is a moral obligation to protect the lives and well-being of the residents of our communities.
The HOA world is united in grief in the aftermath of the Champlain Towers South tragedy. However, our collective responsibility is to ensure that such a loss of life is not in vain. The lessons we gleaned from this catastrophe must catalyze change. This change prioritizes ongoing maintenance, early and extensive regular and structural inspections, early intervention, and an unwavering commitment to building safety. As we reflect on this tragedy, let us vow to build a safer future where communities are shielded from the specter of such devastation.
